I'm trying to get myself set up with some analysis tools for MF investments, and I really like the "Value Play" model that Berges has in his "Complete Guide to Buying and Selling Apartments".

having started my Career selling lots and land and buying them at tax sale.

Is there any other way around waiting a year to sell?

Here are the details:Bought in 2015Owes - $45kNeeds additional $20-25k as a down payment on the new house for equity.Rate - 6.125% (Adjustable Rate Mortgage) Max is 8%PITI - roughly $700/monthHouse is in great condition so no rehabAsking $175,000, could sell on market for $220-230kRents - $1400-1600How would one structure this deal?

That's great on paper and makes you happy with yourself, but when it comes time to sell small multifamily you're not going to force a double in sales price by doubling the NOI. 

Second property purchase price was 275k (so added some other funds to make up the total figure), and potentially looking to sell around 315k.

The goal is not to be constantly trying to sell to them, just provide them value and get them interested in wanting to come back to the area, new things at your properties, calendar of events for the area, etxc 

3) the back of the property leads to a cul de sac which could potentially be another entrance - option would possibly be building a duplex or fourplex which would be less costly - then sell it and make another and use the profit towards the apartment building and just build 1 because who has that kind of money. 

Your choice: Listen to the agent selling it to you and reaping the potentially large comission or listen to someone who knows the tricks and secrets and then go buy it from whomever you want.

BUYOUT CLAUSE:2.1 Term:This partnership shall have a duration of 10 years, commencing on the effective date of this Agreement.2.2 End of Term Meeting:At the end of the 10-year term, a meeting will be held where both parties shall vote on options, including a buyout, selling the properties, or continuing the partnership.3.